The Critical Decision: Restore or Replace?
When your commercial roof shows signs of age, you face an important decision: invest in restoration to extend its life, or replace it entirely? The right choice depends on your roof's condition, remaining life, budget, and long-term plans. Restoration can extend roof life 10-15 years at 25-40% of replacement cost—but only if the roof structure and substrate are sound. Our expert assessments evaluate your specific situation to recommend the most cost-effective solution that protects your building and maximizes your investment.
Cost Comparison
Restoration Options
Roof Coating Systems
Acrylic, silicone, or polyurethane coatings applied over cleaned roof. Seals leaks, improves energy efficiency, extends life 10-15 years. Best for structurally sound roofs with surface issues.
Recover Systems
Installing new membrane over existing roof without tear-off. Faster and less expensive than full replacement. Suitable when decking is sound. Check code limitations on layers.
Partial Replacement
Replacing damaged sections while preserving sound areas. Cost-effective for localized damage. Integrates new and existing systems. Extends overall roof life.
Replacement is Better When:
- Roof age exceeds 25-30 years
- Structural damage or deck deterioration present
- Widespread leaks throughout the roof
- Previous repairs have failed repeatedly
- Building occupancy or use is changing
- Insurance requires impact-resistant upgrade
- Energy efficiency needs complete overhaul
- Roof has already been recovered (code limits)
- Long-term ownership planned
- Restoration costs exceed 40% of replacement
When Restoration Makes Sense
Roof is 10-20 years old
Mid-life roofs with sound structure are ideal restoration candidates. Coating systems can double remaining life at fraction of replacement cost.
Limited budget available
Restoration addresses immediate needs while deferring major capital expenditure. Provides time to budget for eventual replacement.
Structure is sound
If substrate, insulation, and deck are solid with only membrane issues, restoration is very cost-effective.
Short-term ownership
Property being sold in 5-10 years? Restoration extends life to next owner without major investment.
Energy improvement needed
Cool roof coatings improve energy performance on existing roofs, reducing cooling costs 15-30%.